Whether you must repaint before moving out in Dubai usually depends on your tenancy contract. Here is how to check, avoid deposit deductions and handle disputes.
It is one of the most common questions at the end of a lease: do tenants have to repaint when moving out in Dubai? Some landlords expect fresh white walls at handover, others only care about damage, and some deduct a painting charge from the security deposit either way. The answer for you sits in your own paperwork.
This guide explains how to read the relevant clauses, what usually counts as normal wear and tear, how deposit deductions work, and what to do if you disagree. It is general information, not legal advice. For a binding answer on your case, speak to RERA, the Rental Disputes Centre or a qualified lawyer.
Do tenants have to repaint when moving out in Dubai? What the rules say
Rental relationships in Dubai are governed by the emirate's tenancy law (Law No. 26 of 2007, as amended) and by the tenancy contract you signed, which is registered through Ejari. The general principle is that a tenant hands the property back in the condition it was received, apart from normal wear and tear.
The law does not say "every tenant must repaint". In practice, the obligation comes from the wording of your contract and any addendum. That is why two tenants in the same building can have different answers.
Check your tenancy contract first
Before you book a painter or argue with the landlord, get out three documents: the Ejari-registered tenancy contract, any addendum or additional terms, and the move-in inspection or condition report if one was done. Look for these points.
- A condition or handover clause. Wording such as "return the premises in the same condition as received" or "in good and tenantable condition".
- A specific painting clause. Some contracts say plainly that the tenant must repaint, or that a fixed painting fee will be deducted from the deposit.
- Colour and alteration terms. If you were allowed to paint a feature wall, the contract may require you to restore the original colour.
- Notice and inspection terms. How much notice you must give, and whether a joint inspection takes place before keys are returned.
- The move-in report and photos. These show what condition the walls were in when you arrived, which matters if you later disagree about damage.
If the contract has a clear painting clause, you are normally expected to follow it. If it only refers to condition, the question becomes whether the walls are in a worse state than normal use would explain.
Normal wear and tear vs damage
There is no single official list, so this is where most disagreements start. As a rough guide, landlords and inspectors tend to treat the items below differently.
| Usually seen as normal wear and tear | Usually seen as damage |
|---|---|
| Slight fading or dulling of paint over the years | Walls painted a different colour without permission |
| A few small marks from furniture | Large stains, crayon, ink or grease marks |
| Minor scuffs near light switches and doors | Many nail, screw or wall-plug holes left unfilled |
| Hairline settlement cracks | Holes, dents or chipped plaster |
| Light dust on walls and ceilings | Smoke staining or mould caused by poor ventilation |
A general guide only. How an item is treated depends on your contract, the length of the tenancy and the evidence of the property's condition at move-in.
The length of your stay matters too. Walls that have been lived with for five years will not look like walls painted five months ago, and that is generally accepted as normal ageing.
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How deposit deductions for painting work
Most Dubai landlords hold a security deposit and may deduct the reasonable cost of putting right damage beyond wear and tear. Painting is one of the most common deductions. Problems arise when the amount is not explained or seems much higher than the work needed.
- Ask for any deduction in writing, with a breakdown or a contractor's quote.
- Compare it with a typical market price. Our apartment painting cost guide gives guide ranges for studios up to 3-bedroom flats.
- Check whether the deduction covers the whole property or only the damaged rooms.
- Keep your own dated photos and videos from move-in and move-out.
Many tenants find it simpler to have the painting done themselves before the final inspection. You control the price and the quality, and the landlord has less reason to deduct anything.
If you disagree with the landlord
- Talk first and put your position in writing, referring to the contract clause and your move-in evidence.
- Offer a practical solution, such as repainting the damaged rooms only or agreeing a fair deduction.
- If you still cannot agree, rental disputes in Dubai are handled by the Rental Disputes Centre (RDC). It is worth checking the current filing process and fees on the official Dubai Land Department channels before you apply.
- Bring your tenancy contract, Ejari certificate, inspection reports, photos and all messages with the landlord or agent.
Keep it calm and documented. Most painting disagreements are settled long before they reach a formal dispute.
Paint it yourself or hire a painter?
Painting a studio yourself can look cheaper, but landlords and inspectors notice patchy coverage, paint on sockets and skirting, and colours that do not quite match. A poor result can lead to a deduction anyway, so you end up paying twice.
A professional team brings the right filler, primer and matching paint, covers the floors and finishes most apartments in one to three days. If you do decide to paint yourself, use the exact colour code from the landlord or building, fill and sand every hole first, and apply two even coats.
A simple move-out painting checklist
- Read the condition and painting clauses in your tenancy contract and any addendum.
- Compare the walls today with your move-in photos or report.
- Ask the landlord or agent in writing what they expect at handover, including colour and finish.
- Book painting 1–2 weeks before your handover date, so there is time for touch-ups.
- Fill holes, repair chipped plaster and paint in the original colour, usually white or off-white.
- Take dated photos of every room after the work and before you hand back the keys.
Five Ocean handles move-out painting for apartments and villas across Dubai, including busy tenant areas such as JVC. We fill holes, repaint in the original colour, protect floors and clean up daily, so the property is ready for inspection.
Short on time before handover? See our move-out painting service in Dubai and send photos on WhatsApp for a free written quote.
